172 Pembroke St · Lehigh Acres, FL 33974

$378,900

4 bd · 3.0 ba · 1,949 sqft · Land · 41 Days on market

Built 2025 10,001 sqft lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Rent growth +1.3/5.0
• 1% rule +1.0/10.0

Listing remarks MLS

PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

Key facts

• Spacious backyard
• Outdoor kitchen
• 0.23 acre lot

Tags

• OUTDOOR KITCHEN
• OVERSIZED LAUNDRY ROOM
• SPACIOUS BACKYARD
• MODERN DESIGN INSIDE AND OUT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $379k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (40.0% below list).
• Recommended offer: $227k (40.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-4.7%/yr); 2476 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $5k; list at $379k implies a 7794% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,301 (40.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.60% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 13.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.59×
• Total profit: $168,530
• Equity at exit: $341,343

10-year hold

• IRR: 17.6%
• Equity multiple: 5.79×
• Total profit: $508,397
• Equity at exit: $736,119

Cash invested: $106,092 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,987
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-487

Break-even live

Break-even rent $2,889

Max offer price $292,929

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-379	+0% $-487	+5% $-594	+10% $-701
Rent	-10% $-666	-5% $-576	+0% $-487	+5% $-397	+10% $-307
Rate	-1.0pp $-296	-0.5pp $-390	base $-487	+0.5pp $-585	+1.0pp $-685

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $94,725
• Closing costs: $11,367
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	0.22mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	0.25mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	0.29mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	0.35mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	0.35mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	0.36mi
212 Pullman St Lehigh Acres, FL	3.0	2.0	2396	$1,800	$0.75	25d	1	0.39mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	25d	1	0.45mi
633 Alabama Rd S Lehigh Acres, FL	3.0	2.0	2422	$1,500	$0.62	25d	1	0.47mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.51mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	0.53mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	5d	1	0.56mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	0.56mi
418 Pickford Ave Lehigh Acres, FL	4.0	2.0	1937	$2,450	$1.26	25d	1	0.63mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	0.64mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.72mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.74mi
4601 Elva Ave S Lehigh Acres, FL	4.0	3.0	2362	$2,500	$1.06	23d	1	0.88mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	5d	1	0.89mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	23d	1	0.91mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	25d	1	0.92mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	5d	1	0.95mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	0.95mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	0.95mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	23d	1	0.99mi
20550 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2002	$3,500	$1.75	25d	1	1.05mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	5d	1	1.06mi
20555 Copperhead Dr Lehigh Acres, FL	4.0	3.0	2032	$2,490	$1.23	5d	1	1.06mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	1.06mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	1.07mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	25d	1	1.15mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	1.16mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	1.16mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	1.19mi
10329 Canal Brook Ln Lehigh Acres, FL	4.0	2.5	2462	$2,600	$1.06	25d	1	1.20mi
20681 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$3,000	$1.23	25d	1	1.23mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	17d	1	1.27mi
20720 Copperhead Dr Lehigh Acres, FL	3.0	3.0	2434	$2,500	$1.03	25d	1	1.27mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	1.29mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	25d	1	1.30mi

Listing history 17 events

1. 2026-04-26
   status Pending
2. 2026-04-03
   price $378,900
3. 2026-03-16
   listed $379,000 Active
4. 2026-01-01
   historical
5. 2025-10-12
   price $394,999
6. 2025-09-30
   price $404,999
7. 2025-07-25
   price $419,000
8. 2025-07-02
   listed $449,900 Active
9. 2016-05-03
   price $4,800 310-char remark

   Show marketing remark (310 chars)

   PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

10. 2016-04-29
    soldstatus $4,800 Sold 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

11. 2016-04-29
    price $5,000 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

12. 2016-04-08
    status Pending 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

13. 2016-03-03
    status Active 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

14. 2016-02-26
    status Pending 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

15. 2015-10-02
    listed $5,000 Active 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL! Great location to build a home in nice area. Conveniently located close to shopping and restaurants! Attention Builders & Investors: Owner has 6 lots in Lehigh Acres. Call if you are interested in a package deal. They are all priced to sell! (Owner will provide Special Warranty Deed)

16. 2005-08-12
    soldstatus $44,000
17. 1993-07-06
    soldstatus $7,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $852 · $71/mo
• Projected year-2 tax: $3,145 · $262/mo
• Expected delta: +$2,293/yr (+$191/mo · 269.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,276
• − Mortgage interest: −$21,224
• − Property taxes: −$852
• − Insurance: −$2,692
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$11,023
• Taxable loss: −$12,879
• Est. tax savings @ 24.0%: +$3,091
• After-tax cash flow: $-2,749/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+4696.2% since first listed

17 events — show timeline

• 2026-04-26 Pending — FORTMLS
• 2026-04-03 Price Changed $378,900 FORTMLS
• 2026-03-16 Listed $379,000 FORTMLS
• 2026-01-01 Listing Removed — FORTMLS
• 2025-10-12 Price Changed $394,999 FORTMLS
• 2025-09-30 Price Changed $404,999 FORTMLS
• 2025-07-25 Price Changed $419,000 FORTMLS
• 2025-07-02 Listed $449,900 FORTMLS
• 2016-05-03 Price Changed $4,800 FORTMLS
• 2016-04-29 Price Changed $5,000 FORTMLS
• 2016-04-29 Sold (MLS) $4,800 FORTMLS
• 2016-04-08 Pending — FORTMLS
• 2016-03-03 Relisted — FORTMLS
• 2016-02-26 Pending — FORTMLS
• 2015-10-02 Listed $5,000 FORTMLS
• 2005-08-12 Sold (Public Records) $44,000 Public Records
• 1993-07-06 Sold (Public Records) $7,900 Public Records

Property tax history

+26.2%/yr

Latest (2025): $852 · +92.1% YoY. Source: county tax records.